@Xi GuoI wouldn't go into it UNLESS you have an unfair advantage and a long term plan.It is possible to create a haven for honorable people, however you have to stick around long enough to earn a leadership role.This is not a flip and it's not an ATM machine.

Utilities are less of a concern because you should let your tenants pay if units are individually metered or use a chargeback system if they are not individually metered.  

Oh, you'll have some naive loan officer tell you otherwise, however at the last minute they will require you to "temporarily" deed out and vest as an individual.

Frankly, it shows me the flaws in your leadership.

The Trust, LLC or the individual investor?

Don't know specifically about the Homestyle, but if the half plex is titled individually, yes it is SFR, just like a townhouse or condo.

FHA/traditional loans are limited to no more than 4 individual loans per person (you can't buy in the LLC name) and no more than four units (doors) per loan.  

(This is considered to be the same as total ownership of an individual property).Note: Other properties owned or financed jointly by the borrower and co-borrower are only counted once. Joint or total ownership of a property that is held in the name of a corporation or S-corporation, even if the borrower is the ownerof the corporation; however, the financing is in the name of the borrower. Obligation on a mortgage debt for a residential property (regardless of whether or not the borrower is an owner of the property). Ownership of property that is held in the name of a limited liability company (LLC) or partnership where the borrower(s) havean individual or combined ownership in the LLC or partnership of 25% or more, regardless of the entity (or borrower) that is theobligor on the mortgage. Ownership of a property that is held in the name of an LLC or partnership where the borrower(s) have an individual or combinedownership in the LLC or partnership of less than 25% and the financing is in the name of the borrower. Ownership of a manufactured home and the land on which it is situated that is titled as real propertyType of Property Ownership NOT to include in Financed Property Count: Ownership of commercial real estate. Ownership of a multifamily property consisting of more than four dwelling units. Joint or total ownership of a property that is held in the name of a corporation or S-corporation, even if the borrower is the owner of the corporation and the financing is in the name of the corporation or S-corporation. Ownership in a timeshare. Ownership of a vacant (residential) lot. Ownership of a property that is held in the name of an LLC or partnership where the borrower(s) have an individual or combinedownership in the LLC or partnership of less than 25% and the financing is in the name of the LLC or partnership. Ownership of a manufactured home on a leasehold estate not titled as real property (chattel lien on the home).

We do disclose the license in all our marketing pieces, and even have a simple clause in our contracts to disclose it.Legally, there can be a higher bar set for licensed individuals.  

After a certain point, more money isn't going to make me more happy.In terms of that being too many individual properties, I guess you are right.